Region Group · ASX:RGN
Region — 1H FY26 Earnings Presentation
35 slides from Region's earnings presentation, Feb 9, 2026
Slide 1: 1H FY26 Results Presentation
Region 1H FY26 Results Presentation 9 February 2026 Pakenham Marketplace, VIC
Slide 2: Agenda
1H FY26 Results Presentation Region Agenda = Overview and Strategy Operational Performance Financial Performance Value Creation Opportunities Outlook Questions Nan RF WN Appendices Page2
Slide 3: 1. Overview and Strategy
1. Overview and Strategy Chief Executive Officer
Slide 4: Highlights
1H FY26 Results Presentation 1H FY26 Highlights Region Increased earnings growth underpinned by strong operational results and fully hedged interest position FFO per security 7.9 cps vs 7.6 cps 3.9% increase! Comparable MAT growth 3.1% Portfolio weighted average cap rate 5.87% vs 5.97%? 1. Compared
Slide 5: Our Strategy
Our Strategy Defensive, resilient cash flows to support secure and growing long term distributions to our security holders Focus on convenience-based retail centres Weighted to non-discretionary retail segments Long leases to quality anchor tenants Optimise value through targeted reinvestment in the
Slide 6: 2. Operational Performance
2. Operational Performance Chief Executive Officer
Slide 7: Portfolio overview
1H FY26 Results Presentation Portfolio overview Region Occupancy improved to 97.7%, up 20 bps, with a strong weighting to non-discretionary tenants ‘m 2 87 2,039 Owned retail No. specialty properties tenants Tenants by Category (by gross rent) Woolworths Group 28% Specialties/ Mini Majors 55% Wesfar
Slide 8: Portfolio sales performance
1H FY26 Results Presentation Portfolio sales performance Positive sales momentum continues across non-discretionary categories Total portfolio comparable MAT growth by category 31Dec2025 = 30 Jun 2025 Supermarkets 3.1% 3.3% Discount Department Stores 3.7% 3.4% Mini Majors. 17% 18% Total Specialties"
Slide 9: Partnering
1H FY26 Results Presentation Partnering Anchor tenants Direct to boot and e-commerce facilities Supermarket comparable MAT growth with our anchor tenants to drive sales 45% of total gross rent provides income stability Anchor tenant WALE is 6.3 years (by gross rent) All 1H FY26 Woolworths and Coles
Slide 10: Rental income security
1H FY26 Results Presentation Region . ° Rental income security Over 88% of gross rent generated from non-discretionary tenants 57.5% 'O, * Occupancy increased from 97.5% at Jun 25 Overall lease expiry PC 97.7 % to 977% at Dec 25 (% of gross rent) Portfolio + Specialty vacancy decreased from 5.4% occ
Slide 11: Specialty leasing activity — improved occupancy
1H FY26 Results Presentation Specialty leasing activity — improved occupancy Proactive leasing drives increased leasing spread across the portfolio 4.3% Average annual fixed rent reviews 4.5% Specialty vacancy improved 90 bps from 5.4% at Jun 2025 3.4% Average specialty leasing spreads 9.6% Average
Slide 12: FY26 Sustainability Update
1H FY26 Results Presentation FY26 Sustainability Update Region On track to reach Net Zero by FY30 and making a positive impact in the local communities $2.4m Net Zero investment during the period Sponsored 128 students through the Smith Family's Learning for Life Program © wap) S) (=) Completed the
Slide 13: 3. Financial Performance
3. Financial Performance Chief Financial Officer
Slide 14: FFO per security
1H FY26 Results Presentation Region FFO per security Strong earnings growth partially offset by increase in WACD Accretive transactions and growth in Funds Under Management WACD increased from 4.3% to 4.6% 3.7% comparable NOI growth 76 1H FY25 FFO Comparable NOI Transactions including funds Corporat
Slide 15: Financial results
1H FY26 Results Presentation Financial results For the period ended 31 December 2025 Funds From Operations of 7.9 cps represents an increase of 3.9% Distribution of 6.9 cps inline with AFFO per security, represents an increase of 3.0%, after additional capital from leasing up of vacancies 3.7% compa
Slide 16: Balance sheet
1H FY26 Results Presentation Balance sheet At 31 December 2025 Assets Under Management of $5.4bn have grown 3.9% from 30 Jun 2025 with investment property valuation growth and an increase in Funds Under Management NTA per security of $2.56 has increased 3.6% from 30 Jun 2025 driven by fair value upl
Slide 17: Property valuations
1H FY26 Results Presentation Region Property valuations Cap rate compression and continued income growth drives valuation increase Portfolio Value ($m) 4,3741 June 2025 Capital expenditure, rental Fair value increase on property December 2025 portfolio value straight-lining and amortisation valuatio
Slide 18: Funding — No debt expiries until FY28
1H FY26 Results Presentation Region Funding — No debt expiries until FY28 Successful MTN Issuance during the period at favourable borrowing margin Key debt metrics 31 Dec 2025 30 Jun 2025 Credit rating (Moody's) Baal Baal Facility limit ($m) 1.8821 47821 Drawn debt (net of cash $m) 1,516.5 1,458.6 C
Slide 19: High hedging positions at below market rates
1H FY26 Results Presentation Region High hedging positions at below market rates Strong hedging across FY26-FY28 provides stability and reduces exposure to near-term rate changes 4.5% FY26 forecast WACD 2.89% FY26 forecast rate of hedged/fixed debt'? 2.5 yrs Average hedged/fixed debt maturity 100% F
Slide 20: 4. Value Creation Opportunities
4. Value Creation Opportunities Chief Executive Officer Page 20
Slide 21: Active portfolio management and disciplined capital allocation
1H FY26 Results Presentation Region Active portfolio management and disciplined capital allocation Supporting better communities through life’s essentials Disciplined acquisition in line with investment criteria Largest owner of convenience-based centres with a proven transactional track record + Ac
Slide 22: Capital deployment program
1H FY26 Results Presentation Capital deployment program Targeted reinvestment and increased development spend to drive earnings and portfolio performance 1H FY26 actual spend FY26 Region total indicative spend Planning and other early costs for future potential Development developments in FY26 $3.3m
Slide 23: Funds management
1H FY26 Results Presentation Region Funds management Metro Fund continues to be a platform for growth with two new acauisitions Funds Under 5.7% increase from Jun 25 Management Portfolio of 14 centres increased to $752.1m at Settled on the acquisition of Dec 25 Dalyellup Shopping Centre in Nov 2025
Slide 24: 5. Outlook
5. Outlook Chief Executive Officer and Chief Financial Officer Page 24
Slide 25: AFFO growth target
1H FY26 Results Presentation AFFO growth target Target growth rate in the medium to longer term is 3-4%+ pa Region Indicative contribution to AFFO growth rate (% pa) Description and Assumptions Medium to longer term 45% of rental income with 52 anchor tenants in turnover rent o Anchors rents s a E S
Slide 26: Key priorities and outlook
1H FY26 Results Presentation Region Key priorities and outlook Upgraded earnings growth with a positive outlook for valuations aN ly ‘ CDs} ~~ Key priorities and outlook Upgraded earnings guidance We remain concentrated on delivering defensive, resilient cash Assuming no significant change in market
Slide 27: 6. Questions
6. Questions Page 27
Slide 28: 7. Appendices
7. Appendices
Slide 29: Assets under management
1H FY26 Results Presentation Region Assets under management 101 retail properties under management including Metro Fund centres ‘Chancellor Park # Suo-regional @ Neighbourhood @ Metro Fund Adelaide @ Blakes Crossing @ Dernancourt: @ Foiview Park — Murray! @ Walkerville As at December 2025 Our Portfo
Slide 30: Key tenants under management
1H FY26 Results Presentation Key tenants under management High quality, defensive tenants anchoring the portfolio Total RGN Metro Fund Woolworths val 59 12 Big W " 1 - Woolworths Limited 82 70 12 Coles 30 28 2 Coles Group Limited 30 28 2 Kmart 8 8 - Officeworks 1 1 - Wesfarmers Limited 9 9 - Aldi Fo
Slide 31: Income statement: statutory profit to AFFO reconciliation
1H FY26 Results Presentation Income statement: statutory profit to AFFO reconciliation For the period ended 31 December 2025 Statutory profit FFO ém Smontns se adjustments Gross property income 1911 62 Property expenses (678) os Property expenses / Gross property income (%) Net operating income 1233
Slide 32: Debt metrics and covenants
1H FY26 Results Presentation Region Debt metrics and covenants $m 31 Dec 2025 $m 31 Dec 2025 Bilateral facilities - unsecured Net drawn debt Bank facilities drawn 234.0 Bank facilities drawn (including bank guarantees) 2441 cnsD AUS MTN 900.0 AUS MTN — unsecured US Notes 4071 Unsecured AUS Medium te
Slide 33: Debt facilities
1H FY26 Results Presentation Debt facilities Debt facilities at 31 Dec 2025 Region Facility limit | Drawndebt pace Maturity / Notes Asm asm Asm Bank facilities Bank bilateral facility 325.0 96.0 229.0 FY28: $150m May 2028 and §175rn Apr 2028 Bank bilateral facility 100.0 - 100.0 FY29: $100m Jun 2029
Slide 34: Glossary
1H FY26 Results Presentation Glossary AFFO: Adjusted Funds From Operations is determined by adjusting FFO for other items which have not been adjusted in determining FFO Look-through gearing: Pro forma gearing including our 20% interest in the Metro Fund ASRS: Australian Sustainability Reporting Sta
Slide 35: Region Group
Region GROUP For further information, please contact: Anthony Mellowes Chief Executive Officer T: +612 8243 4900 E: anthony.mellowes@regiongroup.au Disclaimer This presentation has been prepared by Region RE Limited (ABN 41 Trust (ARSN 1 (Retail Trust) (together, Rec ned in this p es or needs. N spp